1 August 2025 · Planning Committee
1 Avondale House, Palace Terrace, Douglas, Isle Of Man, IM2 4ne
The proposal involves changing the use of a first-floor apartment in a terraced apartment building on Queens Promenade to allow additional tourist accommodation alongside its residential use. The site is in a mixed-use area near the promenade in Douglas, with parking at the rear.
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The Planning Committee overturned the officer's recommendation for refusal, determining that the proposal is not considered to have an unacceptable impact on amenities or highway safety.
General Policy 2
General Policy 2 (g) and (m) require protection of neighbouring amenities. The officer considered the proposal failed these due to noise and security impacts similar to the prior refusal, but the Committee found compliance, determining no unacceptable amenity impact.
Business Policy 13
Permission will generally be given for using private residential properties as tourist accommodation, providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents. Officer found non-demonstration due to lack of enforceable mitigations; Committee disagreed.
Transport Policy 7
Relates to highway safety and parking. Highway Services confirmed no issues, and Committee affirmed compliance.
Time limit - 2 year trial period
The tourist use hereby approved shall be for a limited period of 2 years from the date of this approval. On or Beyond the expiry of the 2-year period, any future use of Flat 1 as tourist accommodation shall be discontinued. Reason: A 2-year trial period would provide useful evidence about the effect, if any, that the approved change of use has had on living conditions and amenities to the other residents at Avondale House.
no objection
does not oppose; no significant negative impact on highway safety, network functionality, and/or parking, as the proposed use would have a similar or lower parking demand compared to the existing use
Multiple residents and the building management company have submitted formal objections to planning application 25/90431/C for additional tourist accommodation use of Apartment 1 at Avondale House, citing impacts on residential amenity, security, noise, parking, waste, fire safety, and housing shortage.
Key concern: loss of long-term residential housing stock exacerbating Isle of Man housing shortage and contravening Housing Policy 18
Apartment 6, Avondale House
Objection"the applicant has failed to demonstrate that there would be no detrimental impact on residential amenity in a block of Apartments which is primarily residential in nature."; Isle of Man Constabulary concerns about surveillance: "All people are entitled to a high level of personal privacy. The proposed monitors/sensors may breach that legal presumption."
Beresford House Management Limited
ObjectionUnder Schedule 4 – paragraph 17 the Lease states: Not to carry on or allow to be carried on... any trade or business other than shall be approved by the Lessor or the Management Company nor do or suffer or permit... any act or thing which may be or become a nuisance or annoyance...; change of use to tourist accommodation was not on the agenda as a resolution and not subject to a shareholder's binding vote
Apartment 6, Avondale House
Objectionall of these claims are unachievable due to practical limitations
Apartment 8, Avondale House
ObjectionThis is a quiet residential area with professional and retired people, and I am concerned that noise levels from short-term tenants could disrupt the peace and comfort of long-term residents.
Flat 9, 9-10 Palace Terrace (represented)
Objectionthe announcement of the new planning application has deeply upset my [grandfather] who will be affected the most... At his age, it is the last thing he needs.
